You will find that increases the return of the leveraged scenario more than the straight cash flow.you are double counting the down payment(?)

My feeling are always; if I have to communicate with the management company to make decisions I would rather remove some hands from the soup, eliminate the he, said, she said, I said, get the story straight the first time, save time, do a better job because I personally get to speak with the contractors and save property management costs.I've had many bad experiences with property management companies only because they don't always have the latitude to make quick decisions.

That being said I'm sure those who do decide to sell for one reason or the other are attempting to price in the recovery and are using $/unit or price per pound valuations rather than a straight income approach. 

However, I’m not sure how it is in other counties, but I went to a tax protest hearing for a client in Harris county last year and they pulled up sales comps straight from the MLS *during* the meeting. 

This question has likely been asked a million times over on the website, and you won't get a straight answer because there is no perfect answer.

I'd love to hear for you all about the greatest bang for your buck and straight up smart renovations you all love doing to save some money that still makes your tenants (and appraisers) happy!

HML - Darrin Carey - Dayton Capital Partners, he gives it to you straight and is a pleasure to work with!

Then they just get a straight interest rate of 8, 9, or 10% depending on the deal.Good luck.

The process is pretty straight forward, but the benefits are: low risk (there is a real property securing your loan, of course you must do your own due diligence), nice returns (all of the loans I did are double digit returns), passive (after you do your due diligence and fund the loan - it becomes "mailbox money" as some call it, for me it is a direct deposit monthly so I don't even have deal with depositing checks!). 

Also to do the "stack" method, I will use another portion of my capital that same year to invest in a straight up investment property.